SITE PLAN CONTROL GUIDELINES

Transcription

1 Site Plan Approval Guidelines Page 1 Schedule "A" to By-law No. SITE PLAN CONTROL GUIDELINES TOWNSHIP OF BLANDFORD-BLENHEIM Prepared by the County of Oxford Community and Strategic Planning Office April 13, 2011

2 Site Plan Approval Guidelines Page 2 TABLE OF CONTENTS SECTION 1 - INTRODUCTION DESCRIPTION DEFINITION OF DEVELOPMENT GOALS OF SITE PLAN CONTROL 5 SECTION 2 SITE PLAN CONTROL PROCESS REVIEW PROCESS 6 SECTION 3 - APPLICATION REQUIREMENTS REQUIREMENTS FOR MAKING AN APPLICATION PUBLIC MEETING(S) SECURITY DEPOSIT GENERAL REQUIREMENTS FOR DRAWINGS: SITE PLAN DRAWING REQUIREMENTS LANDSCAPE PLAN REQUIREMENTS SITE SERVICING PLAN REQUIREMENTS Sanitary Sewer Systems Storm Drainage Systems Water System Electricity System Natural Gas System BUILDING ELEVATION AND CROSS-SECTION DRAWINGS REQUIREMENTS 15 SECTION 4 SITE PLAN CONTROL OBJECTIVES AND GUIDELINES GENERAL OBJECTIVES AND GUIDELINES - ALL DEVELOPMENTS Location of Buildings and Facilities Building Orientation Building Form ACCESSIBILITY FOR PERSONS WITH DISABILITIES RESIDENTIAL GUIDELINES General Building Orientation Multi-family Residential Setbacks and Separation Spaces Private Outdoor Amenity Areas Children's Play Areas 19

3 Site Plan Approval Guidelines Page Parking and Loading Facilities and Internal Driveways Proximity to Railway Lines and Other Sources of Noise COMMERCIAL GUIDELINES General Guidelines Commercial Development in the Village Core Areas PARKING, DRIVEWAY AND LOADING FACILITIES GUIDELINES Parking Areas Parking Space Requirements Internal Driveways Off-Street Loading Facilities ACCESS AND ROAD WIDENINGS GUIDELINES Access Fire Department Access Road Widenings and Sight Triangles PEDESTRIAN FACILITIES GUIDELINES SITE LIGHTING GUIDELINES LANDSCAPING AND BUFFERING FEATURES GUIDELINES Definitions Screening Ornamental Planting Preservation of Existing Landscape Elements Plant Selection WASTE STORAGE FACILITIES GUIDELINES Design Features of Waste Storage Facilities and Enclosures GRADING AND DISPOSAL OF STORM, SURFACE AND WASTE WATER Storm Water Retention Systems Waste Water Systems TREE PROTECTION STANDARDS COMMUNITY MAILBOXES EASEMENTS 28 APPENDIX A TOWNSHIP SITE PLAN APPLICATION FORM 29 APPENDIX "B" - CHECKLIST FOR SITE PLAN DRAWING REQUIREMENTS 36 APPENDIX C - APPLICATION FEE 37 APPENDIX D EXAMPLE SITE PLAN DEVELOPMENT AGREEMENT 38

4 Site Plan Approval Guidelines Page 4 SECTION 1 - INTRODUCTION 1.1 DESCRIPTION In the Province of Ontario, the Planning Act authorises municipalities to employ Site Plan Control as a land use tool to ensure the appropriate location of a development on a site and to ensure the safety, attractiveness and compatibility with the surrounding land. This Guideline document has been prepared to inform potential developers and the general public about the use of Site Plan Control, the requirements for Site Plan Control in the Township of Blandford- Blenheim and, to provide guidelines for site plan preparation and review. Section 2 of this Guide provides an overview of the Township s Site Plan Control process. Section 3 identifies the information requirements for submitting development applications seeking Site Plan approval. The more specific objectives for each matter which is subject to Site Plan Control, as well as the guidelines, criteria and standards to be used in order to achieve these goals, are set out in Section 4 of this guide. 1.2 DEFINITION OF DEVELOPMENT For the purposes of Site Plan Control, development is defined in the Planning Act as: the construction, erection, or placing of one or more buildings or structures on land or the making of an addition or alteration to a building or structure that has the effect of substantially increasing the size or usability thereof, or the laying out and establishment of a commercial parking lot or of sites for the location of three or more trailers as defined in subsection 164(4) of the Municipal Act, 2001, or subsection 3(1) of the City of Toronto Act, 2006, as the case may be, or of sites for the location of three or more mobile homes as defined in subsection 46(1) of this Act, or of sites for the construction, erection or location of three or more land lease community homes as defined in subsection 46(1) of this Act. [S. 41(1) Planning Act, R.S.O. 1990] In addition to the provisions in the Act, within Oxford County and its local area municipalities, the general policies for use of Site Plan Control are contained in Section of the County of Oxford Official Plan. The Official Plan defines the entire Township as a proposed Site Plan Control Area. Development in the Township is further regulated through the Township of Blandford-Blenheim Zoning By-law, the Township Site Plan Control By-law and other applicable By-laws. Pursuant to Section 41 of the Planning Act, the Council of the Township of Blandford-Blenheim has enacted a comprehensive Site Plan Control (SPC) By-law. The Township s SPC By-law identifies the development situations and land use classes subject to Site Plan Control. The Bylaw also exempts certain classes of land use from these controls. The By-law requires the submission of plans, drawings and, where necessary, appropriate studies, prior to permitting development on the land that is subject to Site Plan Control.

5 Site Plan Approval Guidelines Page 5 Site Plan approval is required for all new commercial, industrial, institutional or medium density residential uses. In particular, recreational uses and agricultural-commercial and agriculturalindustrial uses in the Agricultural Reserve designation of the Official Plan are subject to Site Plan Control. Site Plan approval is also required for existing development where an addition is proposed to increase the size of a building or structure by more than 25% of the gross floor area in any of the categories noted above. More detailed information is set out in Section GOALS OF SITE PLAN CONTROL The principal goals of Site Plan Control are to: ensure the safety and convenience of vehicular and pedestrian traffic to, from, and on the site of a new development or redevelopment; reduce the cost to the municipality where development requires the widening of existing roads or the granting of easements for municipal purposes; ensure that off-street parking and loading facilities are properly located, constructed and maintained during all seasons; improve the quality and aesthetic appearance of developments for greater enjoyment by the users and tenants; improve the image of the Township through well-designed individual developments.

6 Site Plan Approval Guidelines Page 6 SECTION 2 SITE PLAN CONTROL PROCESS 2.1 REVIEW PROCESS The Township s Site Plan Control review process is described below. It is Council s expectation this process will take approximately 30 days from submission of a complete application to final approval by the Township. 1. Pre-Submission Consultation The Township requires that the owner/applicant and their agents meet with the Site Plan Administrator, or his/her designate, to discuss the development proposal before submitting an application for Site Plan Control. The applicant will be advised that various Official Plan policies and Zoning By-law provisions will apply to the development. Review of these policies and provisions will assist the applicant to design the placement of the proposed buildings, structures and other built features on the site before submitting the site plan drawings and the lot grading and servicing drawings. It is expected that any required or additional studies will be identified during the pre-submission consultation review. The applicant will be expected to provide such studies in conjunction with the complete application. 2. Submit Application The site plan review process is initiated by submitting a completed application for Site Plan approval to the Township. Application forms are available at the Township Municipal office, the Oxford County Community and Strategic Planning Office or on-line via: (the application is also included as Appendix A to this guideline document). The prescribed application fee and any required deposit as established by the Township must accompany the completed application. The complete application submission requirements are listed in Section 3 of this Guideline. Appendix B to this Guideline contains a checklist of information required to be included on the Site Plan drawings. 3. Initial Review The Site Plan application will be received by the Site Plan Administrator who will review the application for completeness, compliance with the Zoning By-law, the policies of the Oxford County Official Plan, review previous planning applications on the same site, and determine if a Public Meeting (with notice to the public) is required. If necessary, the Site Plan Administrator will seek the advice of the County Development Planner to determine compliance with the relevant Official Plan policies. (The types of developments that may be subject to a public meeting are listed in Section of the County Official Plan). 4. Agency Review The Site Plan Administrator will send an acknowledgement letter to the applicant and circulate a copy of the Site Plan application to the following public agencies: i. Township Chief Building Official ii. Township Fire Chief iii. Township Road Superintendent

7 Site Plan Approval Guidelines Page 7 iv. Township Drainage Superintendent v. Township Police Department vi. Oxford County Community and Strategic Planning Office vii. Oxford County Department of Public Works viii. Oxford County Department of Public Health and Emergency Services, (only required for applications using private sanitary services). ix. County or Township Accessibility Advisory Committee, if required x. Conservation Authority agency with jurisdiction, if required. xi. Any other agency as required (eg. Bell Canada, Union Gas, etc). The Site Plan Administrator will arrange all meetings between staff, circulated agencies and the applicant/developer and their representative(s). Other agencies, including Provincial ministries, may be circulated depending on the location and scope of the application. For example, the Ministry of Environment will be circulated applications involving private communal sanitary and water systems. One or more meetings with staff may be necessary before the application can be presented at a to the Township Council. Prior to any public review or public meeting of the Township Council, the Site Plan Administrator will inform the applicant in writing if the circulated agencies require revisions of the site plan drawings or if additional information is required. 5. Site Plan Report After receiving agency comments, the Site Plan Administrator will prepare a Site Plan Report to Council. The report will outline the nature of the proposal and provide a summary of the comments received. A draft Site Plan Development Agreement will be prepared by staff and appended to the report to Council for Council s consideration. The staff report and draft Agreement will be conveyed to the applicant in advance of the Council meeting for their review. 6. Council Review At a regular Council meeting, the Township Council will review the proposal, consider the Site Plan Report and the draft Site Plan Development Agreement. Section 41 of the Planning Act authorises the Council to approve, refuse or modify the application and accompanying plans. Council may also modify the draft Site Plan Agreement, if necessary. Where conditional approval is granted, the developer will modify the drawings and plans in accordance with the direction of Council. Approval of the application will require the Owner to enter into a Site Plan Development Agreement with the Township. The Site Plan Development Agreement will include standard development requirements and any necessary special provisions to address all requirements of the review agencies and Council. (See Appendix D for an example Site Plan Development Agreement.) 7. Appeals Under Section 41(12) of the Planning Act, if the Township does not approve the completed application within 30 days after it has been received or the applicant is not satisfied with any of the requirements or conditions imposed by the Township, including any terms of the required Site Plan Development Agreement, the applicant may file an appeal to the Ontario Municipal Board (OMB). Written notice of appeal, including the reasons for appeal and the prescribed fees, shall be lodged with both the OMB and the Township Clerk, in accordance with the Planning Act.

8 Site Plan Approval Guidelines Page 8 After receipt of an appeal, the OMB will schedule a hearing and make final determination of the matters and issues under dispute. The Planning Act provides for the OMB to make any decision that Township Council could have made (approve, modify or refuse) in regard to the issues before the OMB. Once the OMB has issued it s decision and/or order, the applicant shall be required to enter into a Site Plan Development Agreement with the Township to implement the OMB decision. The decision of the OMB is final and binding on all parties. 8. Final Approval Upon receipt of the revised plans, the Site Plan Administrator will prepare the final Site Plan Development Agreement. The approved plans will be attached as a Schedule "A" to the Site Plan Development Agreement. Any recommendations of related studies will be incorporated into the Agreement, as required. The Township Site Plan Administrator will forward three (3) copies of the Agreement to the applicant for signature/execution. 9. Agreement Execution The applicant will execute and return the signed Agreements to the Township along with any necessary performance securities or deposits. The Mayor and CAO/Clerk will sign the Agreement on behalf of the Township. The Site Plan Administrator will arrange to register the Agreement on title (in the Oxford County Land Registry Office) and return one copy to the applicant. 10. Building Permit Construction of buildings or structures cannot commence until the Agreement is registered and building permits are issued. The Site Plan Administrator will notify the Township Chief Building Official when both the applicant and Township officials have executed the Agreement, and the required performance security or deposit have been received. The applicant may then apply for a building permit. 11. Post-construction The Township will return the applicant s security deposit when the Township s Engineer or the Developer s Engineer, as the case may be, has indicated to the Site Plan Administrator, in writing, that all inspections of the property have been completed to ensure compliance with the terms of the Site Plan Development Agreement. The applicant will be required to provide to the Township and/or County any professional reports or as-built drawings to confirm the completion of works (i.e., final grading, curbs/gutters, sidewalk, storm water management facilities, etc.) on the subject property and on adjacent municipal lands, prior to the return of any applicable security. The as-built drawings shall be provided in print copy and digital format, as specified by the Township and/or County.

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10 Site Plan Approval Guidelines Page 10 SECTION 3 - APPLICATION REQUIREMENTS 3.1 REQUIREMENTS FOR MAKING AN APPLICATION Site Plan approval is required for commercial, industrial, institutional, private recreational or multi-family (medium density) residential types of land uses in the following situations: a) The construction, erection or placement of one or more buildings/structures on the land; or, b) An interior or exterior alteration to a building or structure on a property that has the effect of increasing the usability (as defined in the Township Site Plan Control By-law) of the property; or, c) An addition or alteration to a building or structure on a property that has the effect of increasing the size of the building or structure by more than 25% of the gross floor area; or d) The making or construction of, or addition to, a commercial or industrial parking lot resulting in five (5) or more parking spaces; or, e) An amendment to an existing Site Plan (or related building elevations plan, landscape plan, and/or servicing plan) or an amendment to an existing Site Plan Development Agreement with the Township on property which has been designated as a Site Plan Control Area as set out under Section 41 of the Planning Act by the Site Plan Control By-law which has been adopted by the Township. The following classes of development are exempted from site plan approval: Single detached dwelling; or, Semi-detached dwelling; or, Duplex dwelling; or, Converted dwelling containing a maximum of two (2) dwelling units; or, Uses, buildings or structures accessory to the uses listed above, provided that they do not generate a requirement for two (2) or more additional parking spaces; or, Buildings or structures used for an agricultural use, but not including agricultural-commercial or agricultural-industrial operations such as farm equipment sales and service establishments, farm supply outlets and other uses set out in the Agri-Business (AB) zone or Special AB zone; or, Minor additions and alterations, as defined above. NOTE: All submissions must meet the requirements of the Township of Blandford- Blenheim s Zoning By-law No and the County of Oxford Official Plan.

11 Site Plan Approval Guidelines Page 11 The application form must be filed in duplicate and submitted at one of the following locations. Although applications cannot be accepted electronically, submission of digital copies of the related studies and the drawings, in standard AutoCAD format (DWG) or as PDF files, is encouraged. Township of Blandford-Blenheim Municipal Office 47 Wilmot Street South P.O. Box 100 Drumbo, Ontario N0J 1G0 Telephone: (519) Fax: (519) Website: County of Oxford Community and Strategic Planning Office 21 Reeve Street P.O. Box 1614 Woodstock, Ontario N4S 7Y3 Telephone: (519) Fax: (519) Website: The application must be accompanied by a fee, payable in cash or cheque made to the "Treasurer of the Township of Blandford-Blenheim", together with the required refundable Deposit, (as prescribed in Appendix "C"). The property owner or his authorized agent must complete the application. Where an agent is making the application, the written authorization of the owner must accompany the application. If the application is being made under an agreement of purchase and sale, a copy of the agreement must be attached and will remain confidential. 3.2 PUBLIC MEETING(S) To assist in encouraging the integration of new development with adjacent land uses, where a site-specific Zone Change application is approved prior to the submission of a Site Plan application, the Township Council may, by duly adopted resolution of Council, require a formal public meeting at the site plan approval stage. Public meetings are encouraged in situations where the location, massing and conceptual design of new development may significantly affect the character of the surrounding area. The applicant will be notified of any requirement for a public meeting as close to the beginning of the application process as possible. Where Council has resolved to seek further public input in regard to site-specific development issues, a Public Notice letter shall be prepared by the Site Plan Administrator. Said Public Notice shall contain a reduced copy of the proposed Site Plan drawing(s) and a brief description of the proposal, and it shall be sent to the neighbouring property owners who were previously advised of the related Zone Change application. The Public Notice shall also be sent to any person who did not receive the related notice for the Zone Change application but did make a written request to the Township for notice of the Township s decisions in regard to the proposed development. 3.3 SECURITY DEPOSIT In accordance with the Township Site Plan Control By-law, an applicant may be required to provide the Township with a performance security deposit of cash, certified cheque or irrevocable letter of credit, or any combination thereof, to ensure satisfactory provision and maintenance of the facilities, works or matters listed in Section 41(7)(a) of the Planning Act, as approved under the site plan approval process. The performance security shall be administered

12 Site Plan Approval Guidelines Page 12 in accordance with the following provisions: a) The applicant shall provide the performance security before the Township Chief Building Official issues a building permit. b) The amount of the performance security shall be based on 50% of the estimated cost of the facilities or site works (exclusive of any buildings or structures) of the proposed development or $ 1,000.00, whichever is greater. The amount of the performance security shall be listed in the agreement with the applicant. c) The release of the performance security may be done in phases as each phase is completed. The method by which the release is phased shall be outlined in the agreement with the applicant. d) The final release of the performance security shall be upon completion of facilities, works or other matters, as noted in the Agreement, to the satisfaction of the Township Engineer, the Township Chief Building Official or the Site Plan Administrator. The applicant s request for final release of the performance security shall be accompanied by any necessary certificates, as required by the Township. 3.4 GENERAL REQUIREMENTS FOR DRAWINGS: The completed application form shall be accompanied by site plan drawings. At a minimum, the drawings used to describe the proposed development will show the site details, landscaping, services and grading. If necessary, additional separate drawings showing the landscape plan, the site servicing plan and the building elevation and building cross section plan(s) shall be submitted. Eleven (11) full-size folded copies of the site plan drawing(s) are required. These drawings shall be prepared by a qualified professional (Registered Professional Planner, Professional Engineer or Architect) and shall be prepared in such a manner as to permit registration at the Oxford County Land Registry Office. An Ontario Land Surveyor shall certify any property boundary dimensions and measurements. Two (2) additional copies of the plans reduced to 8.5" X 11' or 8.5" X 14" shall be included for circulation purposes. Once granted final approval, five (5) sets of full-size large drawings and three (3) sets of small drawings shall be submitted to be included in the Site Plan Development Agreement to be registered on title. All final approved drawings shall be certified by the appropriate professional(s) who prepared such drawing(s). The drawings and plans shall meet the requirements set out in Section SITE PLAN DRAWING REQUIREMENTS The site plan requirements listed below are further summarized in checklist format in Appendix B : a) All site plans and floor plans must be drawn to scale at a maximum of 1:200 and minimum of 1:300. b) Property dimensions and lot area must be certified by an Ontario Land Surveyor. c) Top right corner - Location (key) map at a scale of 1:2000 showing an outline of the development site with sufficient amount of surrounding area to indicate its general

13 Site Plan Approval Guidelines Page 13 location, with major adjacent features indicated, such as parks and roads; d) development title and developer s name, e) site location (legal description and municipal address), f) Property Identification Number ("PIN") g) drawing date (including schedule of revisions); h) north arrow and drawing scale; i) centre line and curb line of adjacent streets, sidewalks and existing street line; j) any portions of the subject lands that are required to be dedicated for road allowance and street widening purposes in accordance with adopted Township Council and/or County Council policies; k) if the site is adjacent to a river or large watercourse, show the location of the surface water at normal flows and the regulatory floodplain boundary, and any regulatory fill line limits, if established by the Conservation Authority; l) clear indication of subject property (dimensions & area calculations) and property details (i.e. gross floor area of buildings, percent of landscaped open space, number of dwelling units, etc.); m) approximate location and height of buildings on adjacent sites; n) adjacent property owned or controlled by the applicant; o) locations, heights and dimensions of all buildings and other structures proposed on the site, and the dimensions of all required yards. Include location of existing and proposed septic tank and tile beds, and private wells, if applicable. p) location and height of external lighting fixtures; q) location of all garbage and recyclable storage facilities (including type of structure and fencing); r) loading areas; s) access driveways and parking aisles showing on-site vehicular circulation and the aisle widths and proposed direction of traffic flows as well as any proposed ramps; t) parking areas, or structures, number of spaces, including spaces for persons with disabilities, u) dimensions of parking spaces, location of pedestrian and vehicular building entrances; v) the site or building area to be devoted for each proposed use, if multiple uses are proposed; w) proposed drive-through location showing dimensions, required number of queue spaces, order boards and drive-through window(s) and any associated traffic control features (pavement arrows and signs); x) proposed snow storage areas; y) landscaped open space areas; z) existing and proposed grades; aa) on-site storm water management facilities, if required; bb) location and height of free-standing signs; and, cc) location and width of walkways. 3.6 LANDSCAPE PLAN REQUIREMENTS The base mapping for the landscape plan(s) is the area of the site plan. The landscape plan is to be drawn in black line only, and must include: a) the location of all existing (to be preserved or removed) and proposed trees and shrubs (the symbols used must reflect the branch spread or canopy of existing trees and shrubs, and the proposed trees and shrubs at maturity);

14 Site Plan Approval Guidelines Page 14 b) a Landscaping Table listing all species, including common name, botanical name, quantity, size and condition at planting; c) planting specifications and any required instructional drawings; d) inset drawings can be used to show detailed tree and potted shrub planting methods; e) all areas to be seeded or covered in grass sod and the calculated area thereof, in addition to the percent coverage for the site. 3.7 SITE SERVICING PLAN REQUIREMENTS The site servicing plan must include details of all sanitary sewer, storm drainage, potable water natural gas and electricity systems as detailed below: Sanitary Sewer Systems The sanitary sewer features are to be designed in accordance with Provincial and County of Oxford standards and specifications. The following features must be illustrated on the servicing drawing: a) sanitary drainage piping existing location size and grade in municipal road allowance and from all buildings to street line showing location of any private drain connections, size and grade; b) private drain connections - existing and new, location, size and grade; c) control access (man)holes to be located at the street line on private property; d) all control access holes must show invert and finish grade elevations; e) Ministry of Environment requirements - "private sewers" are to be designed generally in accordance with "Guidelines for the Design of Sanitary Sewage Works, Systems, Storm Sewers (interior), Water Distribution Systems and Water Storage Facilities"; and, f) location and capacity of existing and proposed septic tank(s) and tile bed(s) on the property, if municipal sanitary sewers are not available Storm Drainage Systems The storm drainage features are to be designed in accordance with Township and Conservation Authority standards and specifications. For lands abutting County road allowances, County standards will be followed. The following features must be illustrated on the servicing drawing. a) catch basins - locations, proposed elevations for grates and inverts; b) drainage piping location and all access hole inverts and final grade elevations from building to private drain connections; c) private drain connections - existing and new, location, size and grade; drainage swales (landscaped areas) - elevations along swale, cross sections % grade (slope); d) overland flow - show flow arrows to permit ready identification of overland flow direction, show existing and proposed elevations along property lines, and key points on site and abutting properties; e) flows from adjacent properties - in the event that adjacent private properties drain onto the site being developed, the storm drainage system is to be designed to prevent storm water from backing up and creating a flooding or ponding condition on the adjacent property; f) weeping tiles - identify how flows will be handled should weeping tiles be installed;

15 Site Plan Approval Guidelines Page 15 g) dry well systems and retention systems - display such relevant detail contained in the consulting Engineer's design as will be necessary to ensure that these features are implemented by the contractor; and, h) sediment and erosion control measures to be implemented before and during construction and post-construction Water System The water system features are to be designed in accordance with Provincial and County of Oxford standards and specifications. The following features must be illustrated on the servicing drawing. a) location and size of all existing or proposed water pipes and mains, valves, shutoffs and blow-offs; b) location of existing and proposed fire hydrants in the vicinity which will service the development; and c) location of existing and proposed private water wells on the subject property, if applicable Electricity System The electrical system features are to be designed in accordance with the electrical distribution authority s standards and specifications. The following features must be illustrated on the servicing drawing. a) transformer and vault location; b) primary, secondary and service wire and/or cable location; and, c) service entrance and meter location on any buildings or structures Natural Gas System The natural gas system features are to be designed in accordance with the technical specifications of the applicable authority s standards and specifications. The following features must be illustrated on the servicing drawing. a) location of natural gas service in the road allowance; b) location of the private connection to the service in the road allowance; and, c) gas meter locations on any buildings or structures. 3.8 BUILDING ELEVATION AND CROSS-SECTION DRAWINGS REQUIREMENTS For residential buildings containing more three (3) or more dwelling units, ALL commercial, industrial and institutional buildings, the building elevation/profile and cross section drawings must be submitted in black line format only and shall include the following details: a) drawing scale; b) elevation and details of all facades of the building including type of surface material and paint colour schemes; c) all windows, doors, other openings, and any mechanical equipment on the roof,

16 Site Plan Approval Guidelines Page 16 including the dimensions of these features; d) a longitudinal cross-section view, for each floor, through the building to the street line; and, e) elevation and dimensions of any sign structure on the building. If a freestanding sign is proposed, show details of the sign in an insert drawing. SECTION 4 SITE PLAN CONTROL OBJECTIVES AND GUIDELINES 4.1 GENERAL OBJECTIVES AND GUIDELINES - ALL DEVELOPMENTS The following objectives and design guidelines are to be applied as the need arises, on a project by project basis, in order to achieve and effect good, orderly development Location of Buildings and Facilities The objectives of site plan control for building and facility location are to demonstrate the extent to which the massing and conceptual design of new developments are developed: a) to minimize conflicts with adjacent land uses; b) to provide a comfortable and pleasing environment for the intended uses in terms of building orientation, form and siting; c) to be consistent with or complimentary to existing buildings that are to be retained; and, d) to be consistent with or complimentary to existing streetscapes Building Orientation Objectives for proper orientation of buildings on a development site, include the following: a) Where possible, buildings should reinforce the prevailing street pattern by aligning with the established building line or street edge. Buildings may be set back from or placed at an angle to the existing street edge if they are of community importance. b) Where possible, public views into, through and out of a development site should maintained and improved. Community identity can be achieved by ensuring views are maintained to community features such as churches, heritage buildings, bodies of water, valleys, open space and bridges. c) New development next to parks, open space and streets should be designed to blend with the open area. d) Buildings should be oriented to maximize energy conservation Building Form The scale and character of new development should reflect the existing neighbourhood pattern and/or adjacent heritage buildings. The following features on neighbouring development should be reflected in the new development: building height, ground level treatments, ground level views,

17 Site Plan Approval Guidelines Page 17 roof treatments, frontage widths, continuity of street face, facades, scale of doors, windows and other openings, canopies, lighting, landscaping. The form created by the building should produce a sense of physical security by controlling ingress and egress as well as providing visual surveillance of all public or common areas. The applicant is encouraged to consider the following aesthetic characteristics of adjacent development and incorporate similar features into the design of new buildings and structures: compatibility of materials, textures and colours; unique architectural details, cornices, railings, lintels, arches, ironworks, chimneys, etc. 4.2 ACCESSIBILITY FOR PERSONS WITH DISABILITIES In accordance with the Accessibility for Ontarians with Disabilities Act, 2005, the Township aims to make all buildings accessible to persons with disabilities. Site plans shall incorporate design features that will make all facilities accessible. Indoor and outdoor design of facilities shall be made safe and convenient by minimizing grade changes and providing such things as accessible parking spaces, suitable curb cuts, ramps and hand-rails. Specific details are set out in this guideline and the County of Oxford s Facility Accessibility Design Standards, which are available on the County of Oxford website, or at the County offices. The Design Standards are not mandatory, but are encouraged for all new or redeveloped buildings and facilities. The Design Standards go beyond the minimum requirements set out in the Ontario Building Code. Under the Ontario Building Code, some types of buildings and structures are required to incorporate design features that will make them accessible to persons with disabilities. Reference should be made to the Ontario Building Code for the details. 4.3 RESIDENTIAL GUIDELINES General Building Orientation a) Consideration should be given to locating residential buildings close to the north lot line to increase solar access to open spaces on the site. b) The proposed building(s) should not excessively shade adjacent private or public property. c) The long axis of apartment buildings should be oriented north and south or northeast and southwest where feasible, to ensure that most of the dwelling units will receive sunlight during some part of the day. d) The long axis of residential buildings with openings on opposite sides should be oriented east and west to the greatest possible extent. e) Residential buildings exceeding 4 storeys should be sited with one of the longest walls parallel to and not more than 6 m (20 feet) from a driveway that can accommodate fire

18 Site Plan Approval Guidelines Page 18 equipment. f) Common areas and, in particular, children's play areas should be located centrally so as to provide for visual surveillance Multi-family Residential Setbacks and Separation Spaces A separation space generally refers to the space between buildings on the same site. Setback generally refers to the space between a building and the street line or property line. Separation is also required for fire protection under the Ontario Building Code. Separation between buildings and setbacks from property lines will address: a) Daylight/Sunlight - Space should be provided around dwellings to ensure the provision of daylight. It is also desirable to provide for direct sunlight to habitable areas of each dwelling unit, if possible, throughout the year. New housing should be located so as not to unduly deprive existing dwellings and private outdoor spaces in the surrounding areas of adequate sunlight or daylight. b) Ventilation - The space around the unit should be sufficient to permit natural ventilation of the dwelling. c) Noise - Physical separation and/or screening should be provided between the dwelling unit and adjacent users and activities to permit the occupant to enjoy rest and privacy without undue interference from external noise. d) Visual Privacy - Windows and entrances of a dwelling unit should be separated and/or screened from adjacent buildings and activities so as to permit residents to make full use of their interior living spaces. The frequency, duration, and proximity of potential intrusions outside the unit affect visual privacy within a dwelling unit. These will determine the type of separation of screening required. e) Application of Setback and Separation Space - The minimum setback or separation space in front of any window or opening should be applied along the full length and height of the exterior wall. Separation spaces should be free of buildings, roadways, communal parking areas and any communal amenity areas intended for active use Private Outdoor Amenity Areas Private Outdoor Amenity Areas are intended to provide private outdoor areas directly related to the dwelling unit that can effectively extend the living area of the unit. These areas are to be used for recreation or aesthetic purposes within the boundaries of a lot and may include landscaped open areas, patios, balconies, communal lounges, swimming pools, recreation facilities and any other areas which may be used for recreational or aesthetic purposes. Outdoor amenity areas shall not include any driveway or parking area. Private outdoor amenity areas should address: a) Type of Occupancy - The amenity space should reflect the anticipated type of households that will occupy the dwelling units. b) Accessibility - For ease of maintenance, an on-grade private outdoor space should be accessible from the front of the unit without requiring access through a living or dining room. A private outdoor space above grade should be easily accessible from a principle habitable room such as a living room. c) Separation and Screening - Separation between a private outdoor space and adjacent use should be sufficient. This can be accomplished by distance separation or screening. Where screening is used to provide separation between abutting on grade privacy areas, this screening should be at least 1.5 m (5 feet) high.

19 Site Plan Approval Guidelines Page 19 d) Parking Separation - Common parking lots should not be closer than 3 m (9.8 feet) to a private outdoor space and should be oriented so that headlights and fumes are not directed towards the private outdoor space by using a parallel parking arrangement or by screening with planting or fencing Children's Play Areas All Multi-family residential development shall have an area set aside within the site for the exclusive use by children as a play area. This play area shall reflect: a) Size - A children's outdoor play area shall be sized as follows: i. One or Two Bedroom Unit 1 sq. m. per unit ii. Three Bedroom Unit 1.5 sq. m. per unit In no case shall the play area be less than 50 sq. metres b) Location - The area shall be located away from parking areas and driveways and garbage bins and shall not be located closer than 5 m (16.4 feet) to any door or window of a dwelling unit. If located adjacent to a property line, the area shall be fenced with a six-foot privacy fence. c) Surface - The areas shall be level and be landscaped with grass and perimeter trees Parking and Loading Facilities and Internal Driveways To ensure appropriate design for vehicle access and loading, the following are to be considered: Also see Sections 5.14 & 5.17 of the Township of Blandford-Blenheim Zoning By-law ). a) All surfaces used for required parking and loading facilities and vehicular circulation shall be paved with asphalt or other hard surface treated to prevent the raising of dust or other loose particles as set out in the Zoning By-law. b) Consideration may be given to alternative surface materials such as cobblestone, etc., which allow precipitation to percolate into the soil, for any parking spaces provided over the minimum number required. c) All parking stalls are to be painted with lines to delineate the size of stalls Proximity to Railway Lines and Other Sources of Noise Applicants may be required to provide, in conjunction with site plans, an acoustical engineering study outlining on-site noise measurements, methods of evaluation, noise sources and abatement measures that are recommended to meet provincial standards. New residential development which is proposed to locate in proximity to railway lines or other major sources of noise will be required to meet Provincial Noise Guidelines for residential (sensitive use) development to ensure an acceptable acoustical environment is provided for future occupants. The applicant will be responsible for any costs associated with having the study peer-reviewed by an independent acoustical engineer on behalf of the Township of Blandford-Blenheim. Where noise abatement measures are required, site plans and/or landscaping plans shall incorporate the necessary remedial and mitigation measures.

20 Site Plan Approval Guidelines Page COMMERCIAL GUIDELINES General Guidelines In general, commercial uses can have impacts on other more sensitive land uses (such a residential). New commercial uses, and expansions to existing commercial uses, must seek to have minimal impacts on nearby sensitive land uses. As such, the design should meet the following objectives: a) Ensure new developments are sited such that adjacent properties have visual privacy and sunlight as well as protection from the new development's lighting, noise, odour and vibration. b) Screen unsightly elements from public view, such as loading areas, snow storage areas, transformers, meters, garbage enclosures and roof-top mechanical equipment. c) Avoid building designs with large flat surfaces and incorporate angles, differing setbacks, peaked rooflines, canopies, and coloured trim to provide interesting, attractive façade(s). d) Provide safe, convenient access for persons with disabilities to all major building entrances by means of minimal grade changes, curb cuts, ramps and railings. e) Provide screening and buffering between existing residential uses and new developments Commercial Development in the Village Core Areas Within the Village Core Areas, locate buildings at the minimum setback line from the street and to a width equal to the maximum frontage of the property so as to: a) Provide frequent and convenient pedestrian connections between buildings and the public sidewalk. b) Provide an interesting and attractive edge to the public sidewalk. c) Provide weather protection for the pedestrian. Avoid conditions that increase wind and snow piling in pedestrian areas. Provide protection for pedestrians from inclement weather with shelters, canopies and windbreaks at building entrances and along storefront facades. d) Minimize the public view of off-street parking areas and servicing facilities. e) Define a public street space that is comfortable to the pedestrian in its proportions and scale. 4.5 PARKING, DRIVEWAY AND LOADING FACILITIES GUIDELINES Parking Areas To ensure adequate parking areas are provided that have orderly circulation and an attractive community appearance: a) Delineate parking rows with poured concrete curbs or planters at each end to prevent uncontrolled internal traffic movements and generally to confine traffic to designated parking aisles or driveways. b) Mark all parking areas to clearly designate all parking spaces. c) Design all parking areas so as not to require vehicles to reverse from the property onto a

21 Site Plan Approval Guidelines Page 21 public street. d) Minimize access to and from parking aisles along main internal driveways. e) No more than 15 parking spaces should be permitted in a row without an interrupting minimum 3 metre (9.8 ft.) wide planting area. f) Provide adequate and convenient parking for all types of motorists such as employees, visitors and the public and clearly identify the types of parking areas. g) Public parking should not conflict with shipping, loading, garbage removal or utility areas. h) Avoid excessive grades for parking areas. i) The surface of required parking areas shall be paved with asphalt or other hard surface treated to prevent the raising of dust or other loose particles as set out in the Zoning Bylaw. Consideration may be given to alternative surface materials that allow precipitation to percolate into the soil for any parking spaces provided over the minimum number required. j) To ensure that parking is not the dominant visual element in the streetscape, screen larger parking areas with buildings, landscaping or low walls, while still maintaining some visibility to provide public safety by means of public surveillance. k) Provide properly identified accessible parking spaces in close proximity to building entrances. The spaces should be designed to minimize the need for persons with disabilities to cross internal driveways. Accessible parking spaces should accommodate cars or vans which have lifts or ramps installed on either the side or rear of the vehicle. Parking spaces should be designed to provide space for the lift or ramp and manoeuvring space for the person with a disability. Appropriate signage is required at the designated parking space(s). Specific details are set out in the County of Oxford Facility Accessibility Design Standards, which are available on the County of Oxford website, or at the County offices. The Design Standards are not mandatory, but are encouraged for all new or redeveloped buildings and facilities Parking Space Requirements Requirements for the number of parking spaces for specific types of uses and the size of spaces are set out in the Township Zoning By-law, Section The number of parking spaces designated to accommodate persons with disabilities shall be in accordance with the Zoning By-law. Where more than 10 parking spaces are required, 1 space out of the first 10 spaces and 1 space out of each additional 100 spaces, or portion thereof, shall be for accessible parking and shall have a minimum width of 3.9 m. (12.8 ft.) and a minimum length of 5.5 m. (18 ft.) (Section of the Zoning By-law). The County of Oxford Facility Accessibility Design Standards (Section ) sets out recommendations for the size and number of designated parking spaces that go beyond the minimum required in the Zoning By-law. Requirements for accessible parking signage are included in the Design Standards Internal Driveways To ensure adequate internal driveways: a) delineate main internal driveways, which are heavily travelled, with raised curbs to avoid interference to moving traffic created by parking manoeuvring. b) the horizontal alignment of all driveways should be geometrically sound, but lengthy

22 Site Plan Approval Guidelines Page 22 straight sections should be minimized to discourage high speeds. c) speed bumps may be used to discourage high speeds. d) ensure adequate visibility of intersecting traffic movements in the design of driveways and parking aisle intersections. e) in large commercial or industrial developments, main internal driveways should not be located abutting building entrances in order to minimize pedestrian and vehicle conflicts. f) driving lanes that allow two-way circulation are encouraged and should be easily identifiable. g) driving lanes should widen at drop-off areas near buildings. h) one-way lanes shall have clearly marked directional signs. i) turning areas shall be provided at the end of dead-end driveways Off-Street Loading Facilities To ensure facilities for loading goods, equipment and other materials are properly located and designed consideration is to be given to the following: a) Access - Sufficient space should be provided on a property to permit delivery vehicles to make all manoeuvres "off-street". Vehicles reversing from the property on to a street should be avoided. Roads providing access to building fronts and fire routes are to be designed to support emergency vehicles. b) Location - Access to loading facilities may be by separate access or by an internal driveway serving a parking area. Loading spaces shall abut the building to be served. c) Paving - All loading spaces, manoeuvring areas and driveways should be hard surfaced with suitable materials in accordance with Section of the Zoning By-law d) Joint Loading Facilities - In commercial developments or other similar integrated development, the use of joint loading facilities to serve all or several individual businesses will be encouraged. 4.6 ACCESS AND ROAD WIDENINGS GUIDELINES Access To ensure the orderly and safe movement of traffic in and out of private properties with minimum interference between vehicular and pedestrian traffic using the public road system, a) the number of access driveways shall be minimized; b) each development will be analyzed in terms of site characteristics, including street frontage, land area, traffic generation and parking capacity to determine the desirable number and location of access driveways. c) individual residential driveways on to arterial streets should be avoided. d) access for development on a corner lot should be as far from the intersection of the two streets as possible. e) where required, the site plan shall make provisions for the joint use of common driveways between abutting properties. The development will make provision for these types of driveways.